:root {
    --bg: #f8f5ef;
    --bg-alt: #ffffff;
    --bg-deep: #0d2e4f;
    --bg-deep-alt: #143959;
    --line: rgba(13, 46, 79, 0.10);
    --line-strong: rgba(13, 46, 79, 0.20);
    --text: #1a2a3a;
    --text-muted: #5a6573;
    --text-dim: #8a94a3;
    --text-light: #ffffff;
    --accent: #b89b5e;
    --accent-deep: #927434;
    --radius: 6px;
    --maxw: 1240px;
    --font-display: 'Playfair Display', Georgia, serif;
    --font-body: 'Inter', -apple-system, BlinkMacSystemFont, sans-serif;
    --shadow-sm: 0 1px 2px rgba(13, 46, 79, 0.06);
    --shadow: 0 4px 16px rgba(13, 46, 79, 0.08);
    --shadow-lg: 0 12px 36px rgba(13, 46, 79, 0.14);
}

* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
    font-family: var(--font-body);
    background: var(--bg);
    color: var(--text);
    line-height: 1.6;
    -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }

.container { max-width: var(--maxw); margin: 0 auto; padding: 0 1.5rem; }

h1, h2, h3, h4 {
    font-family: var(--font-display);
    font-weight: 500;
    line-height: 1.15;
    letter-spacing: -0.01em;
    color: var(--bg-deep);
}
h1 { font-size: clamp(2.5rem, 6vw, 4.25rem); }
h2 { font-size: clamp(1.85rem, 3.5vw, 2.75rem); margin-bottom: 1rem; }
h3 { font-size: 1.4rem; margin-bottom: 0.5rem; }

p { color: var(--text-muted); }

.eyebrow {
    font-family: var(--font-body);
    font-size: 0.72rem;
    font-weight: 600;
    text-transform: uppercase;
    letter-spacing: 0.24em;
    color: var(--accent-deep);
    display: inline-block;
    margin-bottom: 1rem;
}

/* Header */
.site-header {
    position: sticky;
    top: 0;
    background: rgba(248, 245, 239, 0.92);
    backdrop-filter: blur(10px);
    border-bottom: 1px solid var(--line);
    z-index: 100;
}
.site-nav {
    max-width: var(--maxw);
    margin: 0 auto;
    padding: 1.1rem 1.5rem;
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 1.5rem;
}
.brand {
    font-family: var(--font-display);
    font-size: 1.4rem;
    font-style: italic;
    color: var(--bg-deep);
    display: inline-flex;
    align-items: center;
    gap: 0.4rem;
}
.brand-mark {
    width: 22px;
    height: 22px;
    background: var(--accent);
    border-radius: 50%;
    display: inline-block;
    position: relative;
}
.brand-mark::after {
    content: '';
    position: absolute;
    inset: 4px;
    background: var(--bg);
    border-radius: 50%;
}
.nav-list {
    list-style: none;
    display: flex;
    gap: 0.25rem;
    align-items: center;
}
.nav-list a {
    font-size: 0.88rem;
    color: var(--text-muted);
    padding: 0.55rem 0.9rem;
    border-radius: var(--radius);
    transition: color 0.18s;
    letter-spacing: 0.01em;
}
.nav-list a:hover { color: var(--bg-deep); }
.nav-list a.active { color: var(--bg-deep); }
.nav-list a.active::after {
    content: '';
    display: block;
    height: 2px;
    background: var(--accent);
    margin-top: 3px;
}
.nav-cta {
    background: var(--bg-deep) !important;
    color: var(--text-light) !important;
    padding: 0.65rem 1.15rem !important;
    border-radius: var(--radius);
    font-weight: 500;
}
.nav-cta:hover { background: var(--bg-deep-alt) !important; }
.nav-toggle {
    display: none;
    background: none;
    border: 1px solid var(--line-strong);
    color: var(--bg-deep);
    padding: 0.45rem 0.7rem;
    border-radius: var(--radius);
    cursor: pointer;
    font-size: 1.05rem;
}

/* Buttons */
.btn {
    display: inline-block;
    padding: 0.85rem 1.5rem;
    font-weight: 500;
    font-size: 0.9rem;
    border-radius: var(--radius);
    border: 1px solid transparent;
    cursor: pointer;
    letter-spacing: 0.01em;
    transition: transform 0.15s, background 0.18s, color 0.18s, border-color 0.18s;
}
.btn-primary { background: var(--bg-deep); color: var(--text-light); }
.btn-primary:hover { background: var(--bg-deep-alt); transform: translateY(-1px); }
.btn-gold { background: var(--accent); color: var(--text-light); }
.btn-gold:hover { background: var(--accent-deep); transform: translateY(-1px); }
.btn-outline {
    background: transparent;
    color: var(--bg-deep);
    border-color: var(--line-strong);
}
.btn-outline:hover { border-color: var(--bg-deep); }

/* Hero */
.hero {
    padding: 5rem 0 4rem;
    background: var(--bg);
    position: relative;
}
.hero-inner { display: grid; grid-template-columns: 1.05fr 0.95fr; gap: 3rem; align-items: center; }
.hero-text h1 { margin-bottom: 1.25rem; }
.hero-text h1 .ital { font-style: italic; color: var(--accent); }
.hero-lede { font-size: 1.1rem; max-width: 460px; margin-bottom: 2rem; }
.hero-actions { display: flex; gap: 0.85rem; flex-wrap: wrap; }
.hero-visual {
    aspect-ratio: 5 / 4;
    background:
        linear-gradient(135deg, var(--bg-deep) 0%, var(--bg-deep-alt) 100%);
    border-radius: 8px;
    position: relative;
    overflow: hidden;
    box-shadow: var(--shadow-lg);
}
.hero-visual::before {
    content: '';
    position: absolute;
    inset: 0;
    background:
        radial-gradient(circle at 75% 25%, rgba(184, 155, 94, 0.25), transparent 50%),
        repeating-linear-gradient(90deg, transparent 0 60px, rgba(255, 255, 255, 0.03) 60px 61px),
        repeating-linear-gradient(0deg, transparent 0 60px, rgba(255, 255, 255, 0.03) 60px 61px);
}
.hero-visual-overlay {
    position: absolute;
    bottom: 1.5rem;
    left: 1.5rem;
    right: 1.5rem;
    color: var(--text-light);
}
.hero-visual-tag {
    font-family: var(--font-body);
    font-size: 0.7rem;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    color: var(--accent);
    margin-bottom: 0.4rem;
}
.hero-visual-title {
    font-family: var(--font-display);
    font-size: 1.6rem;
    font-style: italic;
    margin-bottom: 0.3rem;
}
.hero-visual-meta {
    font-family: var(--font-body);
    font-size: 0.85rem;
    color: rgba(255, 255, 255, 0.7);
}

/* Search bar */
.search-bar {
    background: var(--bg-alt);
    border: 1px solid var(--line);
    border-radius: 8px;
    padding: 1.25rem;
    box-shadow: var(--shadow);
    margin-top: 2.5rem;
    display: grid;
    grid-template-columns: 1.2fr 1fr 1fr auto;
    gap: 1rem;
    align-items: end;
}
.search-field { display: flex; flex-direction: column; gap: 0.3rem; }
.search-field label {
    font-size: 0.68rem;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--text-dim);
    font-weight: 600;
}
.search-field input, .search-field select {
    background: transparent;
    border: none;
    border-bottom: 1px solid var(--line);
    padding: 0.4rem 0;
    font-family: var(--font-body);
    font-size: 0.95rem;
    color: var(--text);
}
.search-field input:focus, .search-field select:focus {
    outline: none;
    border-bottom-color: var(--accent);
}

/* Section */
.section { padding: 5rem 0; }
.section-alt { background: var(--bg-alt); }
.section-deep { background: var(--bg-deep); color: var(--text-light); }
.section-deep h1, .section-deep h2, .section-deep h3, .section-deep h4 { color: var(--text-light); }
.section-deep p { color: rgba(255, 255, 255, 0.75); }
.section-deep .eyebrow { color: var(--accent); }

.section-head { margin-bottom: 3rem; max-width: 720px; }
.section-head p { font-size: 1.05rem; }
.section-head-row { display: flex; justify-content: space-between; align-items: flex-end; gap: 2rem; flex-wrap: wrap; margin-bottom: 2.5rem; }

/* Listings */
.listings-grid {
    display: grid;
    grid-template-columns: repeat(auto-fill, minmax(310px, 1fr));
    gap: 1.5rem;
}
.listing {
    background: var(--bg-alt);
    border: 1px solid var(--line);
    border-radius: 8px;
    overflow: hidden;
    transition: transform 0.25s, box-shadow 0.25s;
    cursor: pointer;
}
.listing:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); }
.listing.is-hidden { display: none; }
.listing-photo {
    aspect-ratio: 4 / 3;
    position: relative;
    background: linear-gradient(135deg, var(--bg-deep), var(--bg-deep-alt));
    overflow: hidden;
}
.listing-photo::before {
    content: '';
    position: absolute;
    inset: 0;
    background:
        radial-gradient(circle at 30% 70%, rgba(184, 155, 94, 0.18), transparent 60%),
        repeating-linear-gradient(45deg, transparent 0 14px, rgba(255, 255, 255, 0.04) 14px 15px);
}
.listing-badge {
    position: absolute;
    top: 0.85rem;
    left: 0.85rem;
    background: var(--bg-alt);
    color: var(--bg-deep);
    font-size: 0.7rem;
    font-weight: 600;
    letter-spacing: 0.12em;
    text-transform: uppercase;
    padding: 0.3rem 0.65rem;
    border-radius: 999px;
}
.listing-price {
    position: absolute;
    bottom: 0.85rem;
    left: 0.85rem;
    background: rgba(13, 46, 79, 0.92);
    color: var(--text-light);
    font-family: var(--font-display);
    font-size: 1.15rem;
    padding: 0.4rem 0.85rem;
    border-radius: 4px;
}
.listing-body { padding: 1.25rem 1.4rem 1.5rem; }
.listing-body h3 {
    font-size: 1.25rem;
    margin-bottom: 0.25rem;
}
.listing-loc {
    font-size: 0.85rem;
    color: var(--text-dim);
    margin-bottom: 0.85rem;
}
.listing-stats {
    display: flex;
    gap: 1rem;
    padding-top: 0.85rem;
    border-top: 1px solid var(--line);
    font-size: 0.85rem;
    color: var(--text-muted);
}
.listing-stats strong { color: var(--bg-deep); font-weight: 600; margin-right: 0.25rem; }

/* Filter */
.listing-filter {
    display: flex;
    gap: 0.5rem;
    flex-wrap: wrap;
    margin-bottom: 2rem;
}
.filter-btn {
    background: transparent;
    border: 1px solid var(--line-strong);
    color: var(--text-muted);
    padding: 0.55rem 1.15rem;
    border-radius: 999px;
    font-family: var(--font-body);
    font-size: 0.85rem;
    cursor: pointer;
    transition: all 0.18s;
}
.filter-btn:hover { color: var(--bg-deep); border-color: var(--bg-deep); }
.filter-btn.is-active { background: var(--bg-deep); color: var(--text-light); border-color: var(--bg-deep); }

/* Property detail */
.property-gallery {
    display: grid;
    grid-template-columns: 2fr 1fr;
    gap: 0.5rem;
    border-radius: 8px;
    overflow: hidden;
    margin-bottom: 3rem;
}
.gallery-main {
    aspect-ratio: 16 / 11;
    background: linear-gradient(135deg, var(--bg-deep), var(--bg-deep-alt));
    position: relative;
    overflow: hidden;
}
.gallery-main::before {
    content: '';
    position: absolute;
    inset: 0;
    background:
        radial-gradient(circle at 40% 30%, rgba(184, 155, 94, 0.22), transparent 60%),
        repeating-linear-gradient(60deg, transparent 0 18px, rgba(255, 255, 255, 0.04) 18px 19px);
}
.gallery-side {
    display: grid;
    grid-template-rows: 1fr 1fr;
    gap: 0.5rem;
}
.gallery-thumb {
    aspect-ratio: 16 / 10;
    background: linear-gradient(135deg, var(--bg-deep-alt), var(--bg-deep));
    position: relative;
    overflow: hidden;
}
.gallery-thumb::before {
    content: '';
    position: absolute;
    inset: 0;
    background: repeating-linear-gradient(30deg, transparent 0 14px, rgba(184, 155, 94, 0.05) 14px 15px);
}
.gallery-thumb.alt::before {
    background: repeating-linear-gradient(-30deg, transparent 0 14px, rgba(255, 255, 255, 0.05) 14px 15px);
}

.property-head { display: grid; grid-template-columns: 1.4fr 1fr; gap: 3rem; margin-bottom: 3rem; align-items: start; }
.property-head h1 { margin-bottom: 0.5rem; }
.property-loc { font-size: 1.05rem; color: var(--text-muted); margin-bottom: 1.5rem; }
.property-price {
    font-family: var(--font-display);
    font-size: 2.5rem;
    color: var(--bg-deep);
    line-height: 1;
    margin-bottom: 0.5rem;
}
.property-key { font-size: 0.85rem; color: var(--text-dim); letter-spacing: 0.1em; text-transform: uppercase; }

.specs-row {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 1rem;
    background: var(--bg-alt);
    border: 1px solid var(--line);
    border-radius: 8px;
    padding: 1.5rem;
    margin-bottom: 2.5rem;
}
.spec-num {
    font-family: var(--font-display);
    font-size: 1.85rem;
    color: var(--bg-deep);
}
.spec-label {
    font-size: 0.72rem;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--text-dim);
    margin-top: 0.2rem;
}

/* Calculator */
.calculator {
    background: var(--bg-alt);
    border: 1px solid var(--line);
    border-radius: 8px;
    padding: 2.25rem;
    box-shadow: var(--shadow);
}
.calc-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.calc-result {
    margin-top: 1.5rem;
    padding-top: 1.5rem;
    border-top: 1px solid var(--line);
    display: flex;
    justify-content: space-between;
    align-items: center;
}
.calc-result strong {
    font-family: var(--font-display);
    font-size: 2rem;
    color: var(--bg-deep);
}
.field { display: flex; flex-direction: column; gap: 0.4rem; }
.field label {
    font-size: 0.7rem;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--text-dim);
    font-weight: 600;
}
.field input, .field select, .field textarea {
    background: var(--bg-alt);
    border: 1px solid var(--line);
    color: var(--text);
    padding: 0.7rem 0.9rem;
    border-radius: var(--radius);
    font-family: var(--font-body);
    font-size: 0.95rem;
    transition: border-color 0.18s;
}
.field input:focus, .field select:focus, .field textarea:focus {
    outline: none;
    border-color: var(--accent);
}
.field textarea { min-height: 120px; resize: vertical; }

/* Form */
.form-wrap {
    background: var(--bg-alt);
    border: 1px solid var(--line);
    border-radius: 8px;
    padding: 2.25rem;
}
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; margin-bottom: 1rem; }
.form-msg {
    margin-top: 1rem;
    padding: 0.85rem 1rem;
    border-radius: var(--radius);
    background: rgba(184, 155, 94, 0.08);
    border: 1px solid var(--accent);
    color: var(--accent-deep);
    font-size: 0.88rem;
    display: none;
}
.form-msg.is-visible { display: block; }

/* About / team */
.value-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.25rem;
}
.value {
    padding: 2rem 1.75rem;
    background: var(--bg-alt);
    border: 1px solid var(--line);
    border-radius: 8px;
}
.value-num {
    font-family: var(--font-display);
    font-size: 2.5rem;
    color: var(--accent);
    line-height: 1;
}
.value h3 { margin-top: 1rem; }

.team-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 1.25rem;
}
.agent {
    background: var(--bg-alt);
    border: 1px solid var(--line);
    border-radius: 8px;
    overflow: hidden;
    text-align: center;
}
.agent-photo {
    aspect-ratio: 1 / 1;
    background: linear-gradient(135deg, var(--bg-deep), var(--bg-deep-alt));
    position: relative;
}
.agent-photo::after {
    content: '';
    position: absolute;
    inset: 0;
    background: radial-gradient(ellipse at center 30%, rgba(184, 155, 94, 0.18), transparent 65%);
}
.agent-initial {
    position: absolute;
    inset: 0;
    display: flex;
    align-items: center;
    justify-content: center;
    font-family: var(--font-display);
    font-style: italic;
    font-size: 3rem;
    color: var(--accent);
}
.agent-body { padding: 1.25rem 1rem 1.5rem; }
.agent-body h3 { font-size: 1.15rem; margin-bottom: 0.1rem; }
.agent-role {
    font-size: 0.75rem;
    color: var(--text-dim);
    letter-spacing: 0.16em;
    text-transform: uppercase;
}

/* Reveal */
.reveal {
    opacity: 0;
    transform: translateY(16px);
    transition: opacity 0.55s ease, transform 0.55s ease;
}
.reveal.is-visible { opacity: 1; transform: none; }

/* Footer */
.site-footer {
    background: var(--bg-deep);
    color: var(--text-light);
    padding: 3.5rem 0 2rem;
}
.site-footer h4, .site-footer .brand { color: var(--text-light); }
.footer-grid {
    display: grid;
    grid-template-columns: 2fr 1fr 1fr 1fr;
    gap: 2rem;
    margin-bottom: 3rem;
}
.footer-grid h4 {
    font-family: var(--font-body);
    font-size: 0.72rem;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--accent);
    margin-bottom: 1rem;
    font-weight: 600;
}
.footer-grid ul { list-style: none; display: flex; flex-direction: column; gap: 0.5rem; }
.footer-grid a {
    color: rgba(255, 255, 255, 0.7);
    font-size: 0.9rem;
    transition: color 0.18s;
}
.footer-grid a:hover { color: var(--accent); }
.footer-grid p { color: rgba(255, 255, 255, 0.7); }
.footer-bottom {
    display: flex;
    justify-content: space-between;
    align-items: center;
    padding-top: 1.5rem;
    border-top: 1px solid rgba(255, 255, 255, 0.1);
    font-size: 0.82rem;
    color: rgba(255, 255, 255, 0.55);
    flex-wrap: wrap;
    gap: 1rem;
}
.demo-badge { font-family: monospace; }
.demo-badge a { color: var(--accent); }
.demo-badge a:hover { color: var(--text-light); }

/* Page hero */
.page-hero {
    padding: 5rem 0 3.5rem;
    background: var(--bg);
    border-bottom: 1px solid var(--line);
}
.page-hero p { font-size: 1.1rem; max-width: 620px; }

@media (max-width: 980px) {
    .hero-inner { grid-template-columns: 1fr; }
    .search-bar { grid-template-columns: 1fr 1fr; }
    .property-head { grid-template-columns: 1fr; }
    .property-gallery { grid-template-columns: 1fr; }
    .gallery-side { display: grid; grid-template-columns: 1fr 1fr; grid-template-rows: 1fr; }
    .specs-row { grid-template-columns: 1fr 1fr; }
    .team-grid { grid-template-columns: 1fr 1fr; }
    .value-grid { grid-template-columns: 1fr; }
    .footer-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 720px) {
    .nav-toggle { display: inline-flex; }
    .nav-list {
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--bg);
        border-bottom: 1px solid var(--line);
        flex-direction: column;
        align-items: stretch;
        padding: 1rem 1.5rem;
        gap: 0.25rem;
        display: none;
    }
    .nav-list.is-open { display: flex; }
    .site-nav { position: relative; }
    .search-bar, .form-row, .calc-grid { grid-template-columns: 1fr; }
    .team-grid { grid-template-columns: 1fr; }
}

/* Image overlays */
.media-img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; display: block; }